Zoning Board of Appeals Minutes
November 8, 2001
MEETING CALLED TO ORDER AT 5:00. BY CHAIRMAN STEINER
Members Present: Joe Bridgman
Ronald Griffith
Gene Levengood
Bill Steiner
Jim Zdanek
Others Present: Seven attendees in the audience
Diane Leclair, Recording Secretary
ITEM NO. 1 - APPROVAL OF MINUTES
1. Regular Meeting – October 4, 2001
Mr. Bridgman moved to approve the minutes of the Regular Meeting
of October 4, 2001 as submitted. Supported by Mr. Griffith. Ayes all.
ITEM NO. 2 – NEW BUSINESS
Application No. 1286 - 1287– Allied Signs, Inc.
33650 Giftos
Clinton Twp., MI 48035
Location – Kmart Department Store
40885 Ann Arbor Rd
Plymouth, MI 48170
Tax I.D. #78-065-99-0012-000
RE: Zoning Ordinance No. 83
AN ORDINANCE TO AMEND THE ZONING ORDINANCE NO. 83 BY ADDING
ARTICLE XXXIV,
ARC - ANN ARBOR ROAD CORRIDOR DISTRICT.
THE TOWNSHIP OF PLYMOUTH ORDAINS that the Zoning Ordinance No.
83 of The Charter Township of Plymouth, is hereby amended by adding Article
XXXIV, ARC Ann Arbor Road Corridor District.
SEC. 34.10 SIGNS:
Purpose
The purpose of these sign regulations is to provide for a
unified approach to managing the size, placement, number and appearance of
signs within the Ann Arbor Road Corridor District. Within the framework of the
long term cooperative effort between the City and Charter Township of
Plymouth, this Section is intended to promote a balance between business
advertising needs, the aesthetic recommendations of the Ann Arbor Road Plan
and design guidelines, and the safety needs of the passing motorist.
Definitions
Item of Information: any word, abbreviation or symbol used
as part of a sign.
General Standards
The following general standards shall apply to signs in the
ARC, Ann Arbor Road Corridor District:
Measurement of Sign Area:
The entire area within a rectangle or square enclosing the
extreme limits of writing, representation, emblem, or any figure of similar
character, together with any frame, tower, or other material or color
forming an integral part of the display or used to differentiate such sign,
shall be included in the measurement. Such signs shall be deemed to be a
single sign whenever the proximity, design, content or continuity reasonably
suggests a single unit, notwithstanding any physical separation between
parts.
Where a sign has two or more faces, the area of all faces
shall be included in determining the area of the sign, except that where two
such faces are placed back to back and are at no point more than two feet
from one another, the area of the sign shall be taken as the area of one
face, if the two faces are of equal area, or as the area of the larger face,
if the two faces are of unequal area.
Items of Information:
Where a sign has two or more faces, the items of
information of all faces shall be included in determining the total
items of information, except that where two such faces are placed back
to back and are at no point more than two feet from one another the
items of information of the sign shall be taken as the items of one
face, if the two faces contain the same items of information, or the
greater number of items if the two faces are not equal.
A maximum of eight (8) items of information for a single
street frontage and a maximum of five (5) additional items of
information for each additional street frontage may be permitted for
uses in the Ann Arbor Road Corridor District. For wholesale, warehousing
or light industrial uses which may be permitted under Section 34.2.3,
paragraph x. herein, a maximum of five (5) items of information may be
permitted per street frontage.
Except as otherwise provided, such items of information
maximums shall be the total permitted per premises and may be in any
combination of permitted signs.
The existing corner site is allowed a maximum of thirteen (13)
items of information, per sec. 34.10.3.b.2. After a site survey of the
existing signage there are thirty (30) items of information.
Randy Schmitt of Allied Signs spoke regarding the signs at
Kmart. It was unclear as to how to assist with these variances, as it was
apparent that there had already been a number of variances requested on this
property (see above). He was told to consult with Shirley Barney of the Planning
Department as well as Dennis Robare, plan reviewer regarding both of these
applications.
The applicant is requesting two variances:
Application #1286 –
The applicant is requesting to add to the face panel of the
existing monument sign, by so doing, it shall add one (1) "1 Hour Photo" and one
(1) "Pharmacy" to the sign; an addition of four (4) items of information to the
site. Requesting a variance of four (4) items of information for the site.
Mr. Bridgman moved to table Application #1286 for up to 60 days.
Supported by Mr. Griffith. Ayes all.
Application #1287–
The applicant is requesting to add one (1) "1 Hour Photo" wall
sign to the north elevation of the building; an addition of three (3) items of
information to the site. Requesting a variance of three (3) items of
information for the site.
Mr. Griffith moved to table Application #1287 for up to 60 days.
Supported by Mr. Bridgman. Ayes all.
**NOTE: Application No. 1288 and Application No. 1289 were
eliminated at the request of the applicant (Allied Signs)**
Application No. 1290 – Accent Remodeling, Inc.
8424 N. Lilley Rd.
Canton, MI 48187
Location – John & Linda Harris
46334 Wesford Ct.
Plymouth, MI 48170
Tax I.D. #78-036-04-0129-000
RE: Zoning Ordinance No. 83, Article XVI R-1-E, R-1-H, R-1-S and
R-1 One Family Residential Districts. Schedule of Regulations 16.1, z, minimum
rear yard setback – 50 feet.
(z) The rear yard in an R-1-E, R-1-H, R-1-S and R-1, Single
Family Resident District may be reduced after approval of the Zoning Board of
Appeals finding that the following specific requirements have been made.
1. The single-family structure may not extend more than 10 feet
into the required 50-foot rear yard.
2. The rear yard of the residence must back to the rear yard of
the adjoining residence and not a side yard.
3. The width of the single family structure extending into the
required 50-foot rear yard shall not exceed forty percent of the width of the
portion of the single family structure, which must comply with the 50-foot
setback.
4. The proposed penetration into the rear yard setback is the
only practical location for the proposed addition.
5. The completed structure will be consistent and compatible
with the other houses in the immediate area in overall size, construction,
quality, and finish and aesthetic appearance.
6. The proposed extension into the rear yard shall not have a
substantial negative impact on expected vistas for adjoining properties.
7. The rear yard setback otherwise required is not less than
50-foot, due to a consent judgment or other exceptions.
8. The proposed structure shall comply with all other
requirements of the ordinance.
The applicant is requesting one variance:
The existing primary residence has an approximate fifty two (52)
feet, two & one half (2.5) inch rear yard setback, at the location of the
proposed addition. With the proposed twenty two (22) feet, four (4) inch deep x
thirty nine (39) feet, zero (0) inch long addition, the proposed rear yard
setback would be forty (40) feet, zero (0) inches, requesting a variance of
ten (10) feet, zero (0) inches.
Mark Shubow of Accent Remodeling represented Mr. and Mrs.
Harris. He thought his revised plans would comply because they showed a 40 foot
minimum rear yard setback request, which is typically allowed as a variance. He
was told however that the width of the addition was not in compliance
according to the required maximum lot coverage.
Mr. Bridgman moved to table Application #1290 for up to 60 days.
Supported by Mr. Levengood. Ayes all.
ITEM NO. 3– APPROVAL OF SCHEDULE
Mr. Griffith moved to approve the ZBA meeting schedule for 2002.
Supported by Mr. Bridgman. Ayes all.
MOTION TO ADJOURN
It was moved by Mr. Griffith and seconded by Mr. Bridgman to
adjourn the meeting at 5:50 p.m. Ayes all.
NOTE: Upon granting a zoning variance, a building permit is
required.
If denied, the applicant may appeal to Circuit Court.
The Charter Township of Plymouth will provide
necessary reasonable aids and services, such as signers for the hearing impaired
and audio tapes of printed materials being considered at the meeting, to
individuals with disabilities at the meeting/hearing upon two weeks notice to
the Charter Township of Plymouth. Individuals with disabilities requiring
auxiliary aids or services should contact the Charter Township of Plymouth by
writing or calling the Supervisor’s Office, Charter Township of Plymouth, 42350
Ann Arbor Road, Plymouth, Michigan, 48170, (734) 453-3840, TDD users:
1-800-649-3777 (Michigan Relay Service)-
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